Irving, Texas residential lease guide: risk-rated apartments, STR permits, Oncor

Irving rents. The Census Bureau’s 2020–2024 estimate puts owner-occupancy at 38.1%, the lowest of the twenty Texas cities on this site, which means most Irving leases are apartment leases — and Irving’s Code Enforcement treats apartments as its main business. “Every multifamily complex in Irving is inspected annually and given a risk rating based on the condition of the property, age, infrastructure, etc.,” with Level 3 properties inspected at least twice a year (Multifamily living). For houses the notable rule is the short-term rental one: registration at $200 a year since April 2025 and, from July 31, 2026, a conditional use permit for new STRs in most residential districts (Short-Term Rentals). Oncor delivers electricity for the provider the tenant picks; the city’s Water Utilities department sells the water; Dallas County’s paired justice courts hear evictions. Each point is sourced below as read in September 2026.

Apartments: the risk rating and the access clause

Irving’s system assigns each complex a rating from its condition, age and infrastructure; the rating sets the inspection frequency — at least once a year for every complex, at least twice for Level 3 — and the city reports that since 2012 it has had no property rated “Unacceptable” (Multifamily living). Owners and managers are “responsible for ensuring the units and the exterior areas of their properties are in compliance with City of Irving code standards” (Property owners and managers); rating scores are available on request at (972) 721-4829. An Irving apartment lease should therefore carry an access clause for the annual — or semi-annual — city inspection on reasonable notice, and the manager should know the property’s current rating.

Houses: the STR registration and the CUP

The city defines a short-term rental, in §8-80 of its code, as “any single-family residential structure, or portion thereof, used for lodging accommodations to guests for a period of less than thirty (30) consecutive days.” Since April 2025 every STR must register annually with Code Enforcement for $200; the registration lasts a year and does not involve an inspection (city notice). From July 31, 2026, new STRs in single-family homes and townhomes in most “R” residential districts also need a conditional use permit (Short-Term Rentals). A long-term lease should prohibit stays under 30 days unless the owner holds the registration and, where required, the CUP.

Electricity: Oncor delivers, the tenant chooses

Irving is in the ERCOT competitive area under Utilities Code §39.102; Oncor Electric Delivery owns the wires and sends new customers to “Start New Electric Service: PowertoChoose.org.” The utilities clause says the tenant opens a retail electric account in the tenant’s name from the start date with any provider serving the address, and that outages go to Oncor. In an apartment where the landlord bills electricity back, the amount and method must be in writing.

Water: Irving Water Utilities and the 2025 rate change

The city’s Water Utilities department runs a distribution system of “735 miles of water main … maintained by a dedicated team of 43 staffers,” and announced that “effective Oct. 1, 2025, water, wastewater and drainage rates will increase and be reflected on statements after Nov. 1” (Rates and fees). Name the department in the utilities clause and say whose name is on the account. In a master-metered building — common in Irving — Water Code §13.5031 requires the rental agreement to describe the water allocation method and state the average unit bill, and the Public Utility Commission has exclusive jurisdiction over overcharge complaints under §13.505.

Eviction venue: Dallas County’s paired courts

Dallas County assigns two justice courts to each precinct and lets the filer “choose either court” (Dallas County JP Courts); the suit goes to a court of the precinct where the property is located under Property Code §24.0041, and §24.005 now requires a notice to pay rent or vacate for a tenant who was not previously late.

WHAT TO WRITE IN AN IRVING LEASE
Clause	What changes for an Irving address	Source
Access (apartments)	Annual — or semi-annual for Level 3 — city inspection admitted on reasonable notice	Multifamily living
Subletting (houses)	No stays under 30 days unless the owner holds the $200 STR registration and any CUP required from July 31, 2026	Short-Term Rentals
Electricity	Tenant opens a retail electric account with any provider; Oncor delivers and handles outages	Oncor · Utilities Code §39.102
Water	Irving Water Utilities account holder named; allocation method if master-metered	Water Utilities · Water Code §13.5031
Notices and venue	Dallas County JP precinct (either court); pay-or-vacate notice for a first late payment	Dallas County JP · Property Code ch. 24

What changes in Irving

Every apartment complex is inspected annually under a city risk rating; Level 3 complexes at least twice a year.
Short-term rentals need a $200 annual registration and, from July 31, 2026, a conditional use permit in most residential districts.
With 61.9% of homes rented, master-metered water allocation rules matter more here than in most Texas cities.
Electricity is retail-choice through Oncor; the city sells the water and raised rates on October 1, 2025.
Dallas County’s paired justice courts hear evictions.

Frequently asked questions

How often does Irving inspect apartments?

At least once a year for every complex, and at least twice a year for properties rated Level 3, under the city’s risk-rating system (Multifamily living).

Do I need a permit to rent my Irving house for a weekend?

Yes. Every STR must register annually with Code Enforcement for $200, and from July 31, 2026 new STRs in most residential districts also need a conditional use permit (City of Irving).

Can my tenant choose their electricity provider in Irving?

Yes. Irving is in the competitive area under Utilities Code §39.102; Oncor delivers and directs new customers to PowerToChoose.org (Oncor).

Where is an eviction filed in Irving?

In a Dallas County justice court of the precinct where the property is located; the county assigns two courts per precinct and the filer may choose either (Dallas County JP Courts).

Sources

Rules change and the right answer can depend on the home, the city, the lease and the timing. These are the official pages this guide relies on; check them before signing, charging a fee, sending a notice or making a legal decision.

General information for U.S. landlords, with a Texas focus. This guide is not legal, tax or accounting advice. Consult a qualified professional for your situation. Written by the rentalfreelease.com Editorial Team; last reviewed September 19, 2026.